Nightingale Road, Clapton, E5

First time buyers who can complete before the 1st April 2025, can save £11,250 in Stamp Duty! An opportunity to purchase this large 3-bedroom garden flat of 1081 square feet / 100.5 square meters, converted in 1995, rented to friends of the owner for the last 20 years until recently and is now in need of some TLC. We have allowed for the condition of the property in the asking price.

Although this property was converted from the period terraced house into 3 flats 29 years ago in March and is perfectly viable and mortgage worthy. It is now an opportunity for a purchaser to do a comprehensive renovation of both the accommodation and the 32 foot long private garden.

Nightingale Road is a wide street of different styles of period properties in what continues to be a sought-after location.

The accommodation 

There is a communal front garden with a large Buddleia providing some privacy. The original front door opens into the communal hallway.  

The flat front door is into the entrance hallway, it is an interesting plan for this flat as it is on serval levels with the lounge with its tall ceilings and large 3 light bay window at the front, with the bathroom and one of the bedrooms also at this entrance level. There is a short staircase down to a further hallway, this level also has the large open plan kitchen dinner with its French doors onto the private rear garden. The gas central heating boiler is on the wall in the kitchen. From the lower hallway there is a staircase that turns up to a landing and another double bedroom. Finally, the lower hallway has a third short staircase down to the lowest floor level which has a hallway and another large double bedroom. 

The leasehold title 

The lease is for125 years from the 25th March 1995, so 96 years unexpired which is suitable for some years to come for mortgage security.  

Look Property refer a solicitor who specializes in lease extension work, we have copied some of her recent note below. We will happily refer her to any interested purchasers interested in extending the lease at any time. 

Please be aware that the Leasehold and Freehold Reform Act (“the Act”) was given royal assent on 24 May 2024 however we are not sure as of yet when the Act will come into force although we have now had confirmation from the government that they will be implementing point 2 (listed below) in January 2025 meaning that a buyer will no longer have to wait a period of 2 years to extend the lease.  

 

The Act (once in force) will implement the following changes to how lease extensions are dealt with: - 

 

An extension of 990 years instead of 90 years;  

Removal of the 2 year ownership rule for leaseholders meaning that a new buyer can apply to extend the lease; and 

Calculation of the premium by removing marriage value and using deferment and capitalisation rates. 

Ground rent: £100 per annum to be confirmed. 

Service Charges: To be confirmed pending commutation with the managing agents. 

EPC: Band D

Council tax: Band C

Disclosure: A repair was carried out by a reputable builder to the external stonework on the bay window several months ago, we believe the rainwater ingress has been fixed, details of the repair available on request. 

Viewings: 

Please contact us over the Christmas holidays to express interest, we will be in touch when the office opens again on Thursday the 2nd of December to arrange viewings 

Availability 

The property is sold with vacant possession and is chain free. 

CLAPTON DESCRIPTION 

Clapton, located in the London Borough of Hackney, is a dynamic and diverse neighborhood in East London. Known for its blend of green spaces, urban culture, and rich history, Clapton offers something for everyone, from families to young professionals. 

Community and Lifestyle 

Clapton has a friendly, multicultural vibe, with a mix of long-term residents and newcomers creating a vibrant and inclusive community. The area balances a sense of tradition with a modern edge, offering an eclectic mix of local businesses, community hubs, and cultural events. 

Green Spaces 

Nature is a key feature of Clapton, with access to beautiful parks and open areas. Hackney Marshes and Springfield Park provide a retreat from the city, offering opportunities for sports, walking, and cycling. The River Lea Navigation adds a picturesque waterway to explore. 

Transport and Connectivity 

Clapton benefits from excellent transport links, with Overground services connecting it to central London and beyond. Buses and cycle routes further enhance accessibility, making it a convenient base for commuters and travelers. 

Housing and Architecture 

The housing stock in Clapton is diverse, ranging from Victorian terraces to modern developments. It offers options for a variety of lifestyles, whether you're seeking period charm or contemporary living. 

Local Amenities 

Clapton boasts a variety of shops, cafes, and restaurants, along with markets and community spaces. From independent boutiques to larger retail outlets, the area caters to daily needs and leisurely pursuits alike. 

Atmosphere 

Clapton E5 strikes a balance between urban energy and a relaxed pace of life. With its combination of green spaces, diverse culture, and strong community spirit, it’s an appealing part of East London for residents and visitors alike.